The following minimum standards shall be observed by all developers in the design of subdivisions, except that, whenever other ordinances of the Borough shall impose more restrictive design standards than those outlined herein, the more restrictive regulations shall control.
A. 
Relation to traffic plan. The street and alley layout shall conform to the traffic plan and to any plans adopted by the Planning Commission for the development of the neighborhood in which the proposed subdivision is located and shall provide access to all lots and parcels of land within the subdivision. Where streets cross other streets, offsets shall not be created. The minimum distance between center lines of parallel or nearly parallel streets intersecting a cross street from opposite directions shall be 150 feet.
B. 
The arrangements of streets shall make provision for the direct continuation of the principal existing streets in adjoining subdivisions or their proper projection when adjoining property is not subdivided, insofar as they may be necessary for public requirements. In general, such streets shall be of a width at least as great as the existing streets and in no case less than the minimum requirements specified herein.
C. 
When the plat submitted for subdivision covers only a part of the subdividers tract, a sketch of the prospective future street system of the part submitted shall be considered in the light of adjustments and connections with the street system of the part not subdivided.
D. 
When the tract is subdivided into lots of an acre or more, the Planning Commission shall require an arrangement of streets such as to permit a later subdivision in conformity with the street requirements specified in these regulations.
E. 
In general, streets shall not be laid out on the boundaries of the tract, except where such streets are desirable for further expansion or conformance to existing streets or where a previously dedicated half-street adjoins the tract, in which case sufficient additional width of street shall be dedicated to make the street width conform to the minimum requirements specified herein. Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient.
F. 
Intersections. In general, minor streets should intersect main highways or arterial streets at right angles. As far as is practicable, acute angles between streets at their intersections are to be avoided, and, where a deflection angle of more than 10° in the street line occurs at any point between two intersecting streets, a curve of reasonably long radius shall be introduced. Intersections of more than two streets at one point shall be avoided.
G. 
Access. There shall be no reserve strips controlling access to streets, except where the control of such strips is definitely placed in the control of the Borough under conditions approved by the Subdivision Committee. The subdividing of land shall be such as to provide each lot, by means of a public street, with satisfactory access to an existing public highway or thoroughfare.
H. 
All new subdivisions along marked state highways shall be arranged to provide access to such highways at intervals of not less than 1,320 feet, except where impractical or impossible due to existing property divisions or topography. All roads and streets within such subdivisions shall be arranged to permit access to adjacent future subdivisions without encroachment upon his regulation.
I. 
Street widths.
(1) 
Right-of-way widths.
(a) 
Minimum street right-of-way widths, measured from the lot lines, shall be as shown on the traffic plan adopted by the Borough Planning Commission or, if not shown thereon, shall meet the following standards:
[1] 
Major traffic street: eighty-foot right-of-way.
[2] 
Collector street: sixty-foot right-of-way.
[3] 
Minor street: fifty-foot right-of-way.
[4] 
Marginal access street: forty-foot right-of-way.
[5] 
Alley: twenty-five-foot right-of-way.
(b) 
The widths shall be measured from lot line to lot line, and, in cases where topography or other physical conditions make a street of a required minimum width impracticable, the Subdivision Committee may modify the above requirements.
(c) 
Where a subdivision abuts or contains an existing or proposed major traffic street or a railroad, the Subdivision Committee may require marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic.
(d) 
The Subdivision Committee may require the dedication of additional right-of-way whenever a proposed subdivision abuts or contains an existing and inadequate right-of-way width or to provide parking space in commercial or high-density residential districts or to provide drainage easements where streets parallel streams or drainage areas or for other reasons to promote public safety and convenience.
(2) 
Pavement widths. Minimum pavement widths, measured from curb to curb, shall be as shown on the traffic plan or, if not shown thereon, shall meet the following standards:
(a) 
Major traffic street: fifty-foot pavement width.
(b) 
Collector street: thirty-eight-foot pavement width.
(c) 
Minor street: thirty-four-foot pavement width.
(d) 
Marginal access street: twenty-foot pavement width.
(e) 
Alley: twenty-foot pavement width.
J. 
Street alignment.
(1) 
Streets shall be so laid out that there will be unobstructed sight distances along the center lines thereof, measured from a point five feet above the proposed grade line, to permit horizontal visibility as follows:
(a) 
Major traffic streets: 600 feet.
(b) 
Collector streets: 300 feet.
(c) 
Minor streets: 150 feet.
(2) 
Between reversed curves on major streets, a tangent of not less than 200 feet shall be provided. On collector streets, such a tangent shall be not less than 100 feet.
K. 
Street grades.
(1) 
Center-line grades shall not exceed the following:
(a) 
Major traffic street: 5%.
(b) 
Collector street: 8%.
(c) 
Minor street [Note: Streets at this grade shall not exceed 1,200 feet in length]: 12%.
(2) 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the following minimum sight distances:
(a) 
Major traffic street: 1,000 feet.
(b) 
Collector street: 300 feet.
(c) 
Minor street: 100 feet.
(3) 
Intersection grades. Where the grade on any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
(4) 
Minimum grade. To provide for adequate drainage, the minimum grade of any street gutter shall not be less than 1/2 of 1%.
L. 
Alleys.
(1) 
Alleys shall be provided in commercial and industrial districts, except where other definite and assured provision is made for service access, such as off-street loading, unloading and parking consistent with and adequate for the uses proposed.
(2) 
In residential areas, alleys will not be permitted, except where justified by special conditions, such as the continuation in the same block of an existing alley.
(3) 
Dead-end alleys shall be avoided wherever possible, but, if unavoidable, such dead-end alleys may be permitted if adequate turnaround facilities are provided at the closed end.
M. 
Cul-de-sac or dead-end streets.
(1) 
Streets designed to have one end permanently closed shall not exceed 600 feet in length and shall provide a closed cul-de-sac having a minimum radius from the outside curb of 50 feet.
(2) 
Longer culs-de-sac may be permitted because of unusual topographical conditions, and, in such cases, additional turnarounds may be required at intervals of 600 feet or less.
N. 
Private roads. Private roads and streets shall be permitted only when the subdivider submits sufficient evidence to the Planning Commission that there can be no public interest in such private road or street.
A. 
Length. Residential blocks shall ordinarily not exceed 1,200 feet in length, and commercial blocks 600 feet, except for unit shopping centers.
B. 
Width. Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth, except where an interior street parallels a limited access highway or major traffic street or except where it backs up to a railroad, creek or other natural barrier or unsubdivided area.
C. 
Street intersections. Collector or minor streets intersecting a major traffic street shall have a minimum distance of 750 feet between center lines, and the angle of intersection shall not be less than 70° or greater than 110°.
A. 
Access. Each lot shall front on a road, street or parkway of sufficient width which shall be dedicated for public use. Subdivisions or resubdivisions shall not be permitted on alleys, as defined in these regulations.
B. 
Arrangement.
(1) 
On all quadrangular lots and, so far as practicable, on all other lots, the side lot lines shall be at right angles to straight street lines or radial to curved street lines, unless a variation to this requirement will give a better street and lot plan.
(2) 
Rear lot lines should consist of straight lines with a minimum number of deflections.
C. 
Double frontage or through lots. No lots with double frontage shall be platted, except where employed to prevent vehicular access to major traffic streets or to separate residential areas from other areas of conflicting land or traffic use.
D. 
Land remnants. If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots or dedicated to public use if acceptable to the Borough.
E. 
Division by municipal boundaries. Whenever practical, lots shall not be divided by municipal boundaries; such boundaries preferable coinciding with rear property lines. In cases where lots cannot be located entirely within one municipality, the lot shall be laid out so that the buildings, at least, will be wholly within one municipality. In such cases, building lines shall be drawn on the final plan of such lots in such manner as to prevent a building from being located in more than one municipality.
F. 
Lot shape. Excessive depth in relation to width shall be avoided, with a proportion of 2 1/2 to one normally being considered as a desirable maximum for lot widths of 50 feet or greater. Pointed or very irregular shaped lots shall be avoided.
G. 
Setback lines.
(1) 
Building setback lines shall be established in all lots. Corner lots shall be laid out wide enough to permit compliance with the building setback line on all property lines which abut upon streets.
(2) 
Building setback lines shall be shown on the plat for lots intended for residential use of any character and on commercial or industrial lots immediately adjoining residential areas.
(3) 
The subdivider shall establish building lines in accordance with the needs of each subdivision, but in no case shall such building lines be less than 25 feet from the right-of-way of the street or highway upon which the lot fronts, and where business or industrial property faces residential property, such business or industrial structures shall be set back at least 25 feet from the established right-of-way of the street or highway.
(4) 
In all cases where a proposed subdivision borders on or includes a marked federal or state highway, a minimum building line setback of 35 feet from the right-of-way line of the existing or proposed highway shall be provided.
H. 
Lot area and dimensions. Required lot area and lot dimensions shall be in accordance with the standards prescribed in the Zoning Ordinance[1] and Zone District Map or, if none exist, shall meet the following minimum standards:
(1) 
Single-family residential lots.
(a) 
Lots intended for single-family detached structures shall meet the following minimum standards, provided that said lots are served by public water supply and public sanitary sewage disposal:
[1] 
Each residential lot shall have a minimum area of 6,000 square feet.
[2] 
The minimum depth of lots shall be 100 feet.
[3] 
The minimum width, measured at the building setback line, shall be 50 feet.
(b) 
Lots which are not served by public sewers and/or public water supply shall conform to the following requirements designed to prevent unsanitary conditions and hazards to the public health:
[1] 
Where both water supply and sanitary sewage disposal are provided by individual on-lot facilities, residential lots shall have a minimum area of 20,000 square feet per dwelling unit and a minimum width, measured along the shortest distance at the building line, of 100 feet.
[2] 
Where either water supply or sanitary sewage disposal, but not both, is provided by individual on-lot facilities, residential lots shall have a minimum area of 10,000 square feet per dwelling unit and a minimum width, measured along the shortest distance at the building line, of 75 feet.
[3] 
Where either or both water supply and sanitary sewage disposal are provided by individual on-lot facilities and evidence indicates that the requirements of Subsections H(1)(b)[1] and [2] above are not adequate, the Subdivision Committee may, after consultation with the Division of Environmental Hygiene of the State Department of Health, require tests, undertaken at the expense of the developer, as may be prescribed by said Department of Health to determine the adequacy of the proposed water and sewage facilities in relation to the proposed lot size and existing grade and soil conditions. In all such cases where the tests indicate a larger lot size than allowed above to be necessary, the Committee may employ the services of a registered and qualified independent sanitary engineer for advice as to the minimum lot size and/or facilities necessary to prevent unsanitary conditions and hazards to the public health. In such cases, the cost of retaining the services of a qualified engineer shall be borne by the developer.
(2) 
Multifamily residential and nonresidential lots. Lots intended for multifamily residential or nonresidential use shall conform to such lot area and dimension standards as may be imposed for the prospective use by the Subdivision Committee based on individual review and a determination of adequate provisions for water supply, sewage disposal, off-street parking and other public health and safety considerations.
[1]
Editor's Note: See Ch. 235, Zoning.
A. 
Street names. Streets which are obviously in alignment with existing streets shall generally bear the name of the existing street. Street names applied to completely new streets shall not duplicate or closely approximate, phonetically, the names of existing streets in the Borough.
B. 
Easements. Where alleys are not provided, easements of not less than five feet in width may be provided on each side of all rear lot lines where necessary for utility poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains or other utilities. Easements of greater width may be required along lines or across lots where necessary for the extension of main sewers and similar utilities. Easements shall also be provided for all storm sewers, drainage ditches and watercourses.
C. 
Preservation of natural features. The subdivider shall plan the layout to preserve the natural features of the site.
D. 
Tree planting. Street trees shall be planted in the parkway midway between the curb and the sidewalk. They shall be planted in a manner assuring healthy growth and shall be of a species and size approved by the Subdivision Committee.
E. 
Public open spaces.
(1) 
Where a proposed park, playground, school or other public use shown in the Comprehensive Plan of the Borough or county is located, in whole or in part, in a subdivision, the Subdivision Committee may require dedication or reservation of such area within the subdivision in those cases in which the Subdivision Committee deems such requirement to be reasonable. Where said area is not dedicated, it shall be reserved for acquisition by the Borough or county for a period of one year following the final approval of the plan.
(2) 
Where deemed essential by the Subdivision Committee, upon consideration of the particular type of development proposed in the subdivision, and especially in large scale subdivisions, the Subdivision Committee may require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes. This shall normally comprise about 5% of the gross area of the subdivision, including water areas. Suitable arrangements shall be made for fixing responsibility for continued maintenance of these areas. Where said area is not dedicated, it shall be reserved for acquisition by the Borough or county for a period of one year following the final approval of the plan.
F. 
Character of development. The Subdivision Committee shall confer with the subdivider regarding the type and character of development that will be permitted in the subdivision and may agree with the subdivider as to certain minimum restrictions to be placed upon the property to prevent the construction of substandard buildings and control the type of structure or the use of the lots which, unless so controlled, would clearly depreciate the character and value of the proposed subdivision and of adjoining property. Deed restrictions or covenants should be included to provide for the creation of a property owners' association or board of trustees for the proper protection and maintenance of the development in the future; provided, however, that such deed restrictions or covenants shall not contain reversionary clauses wherein any shall return to the subdivider because of a violation thereon of the terms of the restrictions or covenants.
G. 
Restrictions. The plat shall show a statement of all restrictions to be imposed upon any part of said subdivision.